0VA2222_-_Question_and_Answer_Log_-_20130118.pdf

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

NOTE

TO

OFFERORS:

The Government cannot guarantee response prior to the January 23, 2013, due date for initial offers, Part B, for questions or requests for clarifications submitted after close of business on Wednesday, January 16, 2013.

Best efforts will be made to address any and all questions and requests for clarifications, but doing so may not be possible, and response is not guaranteed.

No.

Topic(s) Question Answer

RLP

Offer Stage Will there be pre-‐bid conferences?

No.

Questions should be raised to the

GSA

Lease

Contracting Officer or Alternate Government Contact listed in

RLP

No.

0VA2222.

Questions requiring formal clarification should be submitted in writing.

RLP

Floodplain Requirements Page 9, Section 2.02 of the

RLP

states sites cannot be located within the 500-‐yr floodplain.

Our sites are not mapped by

FEMA

to show the 500-‐yr floodplain.

What additional steps will be required by the

RLP

to confirm this requirement?

A floodplain model can be completed for the design by the team.

What reviews and/or approvals will the government require to confirm this requirement?

Will a submittal through the

FEMA

FIRM

process be needed and if so when will it need to be completed for acceptance?

Known floodplains shall be identified at the time initial offers are submitted.

If a portion of the site is located in a floodplain, that shall clearly be identified, and it shall be made clear how the site will be demarcated to avoid development in the floodplain.

If, upon evaluation, the Government has questions or concerns, additional information, clarification, or explanation may be requested.

Specific requirements will be on a case-‐by-‐case basis and will depend on particular details of an offer and the respective site(s).

RLP

Due Date Requirement Please consider our request to extend the due dates an additional week.

Individual requests for additional time have been noted.

The due date(s) may be extended, but that is not guaranteed.

RLP

Due Date Requirement Has any additional consideration been given to the possibility of extending the due date for initial offers, Part B?

This has been considered on an ongoing basis since the issue was first raised.

At this time, the Government does

NOT

intend to provide an extension of the due date for initial offers, Part B.

Offerors shall assume that

NO

extension of the due date for initial offers, Part B, will be provided.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Initial Offer Requirements (Part A and Part B) Initial Offers, Part A, items and require written statements “from Offeror.”

While I am not the Offeror, I am the exclusive listing agent for the property.

Is it acceptable for me to submit the written statements on the owner’s behalf?

Or do they need to be signed by the actual owner?

For Part A of an initial offer, written statements shall be submitted by the offeror.

Along with what is identified in Paragraph B.1 of Section 3.02 of

RLP

No.

0VA2222,

offerors shall submit a written statement identifying what individual(s), if any, are authorized to submit required documentation to respond to

RLP

No.

0VA2222.

An amendment to

RLP

No.

0VA2222

shall be prepared to identify that at the time Part A of initial offerors is submitted, offerors shall submit a written statement identifying who, if anyone else, may submit on the offeror's behalf.

RLP

Initial Offer Requirements (Part A and Part B) In Part B item 1, am I to understand that we are simply to resubmit the information from Part A?

Yes.

When these items are submitted with Part B of the initial offer, they should be updated to reflect current information and any changes that may have occurred since Part A submittals were provided.

If no changes have been made, a statement to this effect may be submitted in lieu of resubmitting these documents.

RLP

Initial Offer Requirements (Part A and Part B) In Part B item 2, “price and technical submittals,” to what does that exactly refer?

Is there a specific form or are you just indicating that we need to submit our pricing and drawings at that time?

This refers to anything identified in the

RLP

package that is required to be submitted as part of an offeror's proposal.

This includes both price and technical submittals.

RLP

Initial Offer Requirements (Part A and Part B) I am assuming that Part B item refers to all of the other forms that are included in the

RLP

(with the exception of Form L201C).

Is that accurate?

Do you have a complete checklist of forms/items that need to be included with Part B?

This refers to any and all submittals required to adequately respond to

RLP

No.

0VA2222

and provide necessary technical and price components of an offer.

This includes submittals outlined in

RLP

No.

0VA2222,

as well as other required information and supporting documentation needed to respond to the technical evaluation factors and other requirements specified in

RLP

No.

0VA2222.

A checklist has not been prepared.

Many of the submittal requirements are outlined in Section 3.06 of

RLP

No.

0VA2222;

however, that may not be an all inclusive list.

Other documentation and supporting information may be required to respond to the technical evaluation factors and other requirements identified in

RLP

No.

0VA2222.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Initial Offer Requirements (Part A and Part B) Is

GSA

Form required to be submitted with Part A of initial offers, due December 12, 2012?

No.

GSA

Form is not required to be submitted on

December 12, 2012.

The completed

GSA

Form is required to be submitted by January 23, 2013, with the

Part B of the initial offer.

RLP

Initial Offer Requirements (Part A and Part B) Do we have to submit a "Pre-‐Lease Building Security

Plan" with initial offers?

A Pre-‐Lease Building Security Plan is not required.

The "Pre-‐Lease Building Security Plan" may be referenced in one or more places throughout the

RLP

and accompanying documents.

In any cases where information is required and the Pre-‐Lease Building

Security Plan is identified as the location where said information shall be provided, that information shall be presented on an individual submittal with the information necessary to address the requirement as identified by the

RLP.

Any such submittal shall clearly identify the

RLP

requirement to which it responds.

RLP

Rent Cap Requirement Please confirm Cap Rent of

$25/RSF

x 127,650 a

Maximum Annual Cap Rent of $3,191,250.

Or is it 90% of this number?

Can the annual cap rent escalate by a percentage per year through the term of the lease and if so what is that annual percentage rate?

The rent cap is on a per square foot basis.

So, the annual rent corresponding to the cap on the rental rate may differ from one offer to another and will be dependent on the common area factor applied to the

ANSI/BOMA

Office Area square footage to yield the rentable square footage for a particular building.

The rent cap applies to the entire term of the lease.

The rent cap is not escalated.

At no point during the term of the lease can the rental rate exceed $25.00 per

RSF.

This rent cap does not, however, consider annual adjustments that will be made for operating cost adjustments or real estate tax adjustments.

Those adjustments are not subject to the rent cap.

The rent cap does not apply to the requested renewal period.

RLP

Submittal Requirement for

FPLS

RLP

Section 3.06.J:

Fire Protection Life Safety

Information.

Clause does not appear to address to-‐be-‐ built space.

The Form 12000 is used primarily for existing buildings.

However, this form shall be filled out for each offer.

If sections of the form are not applicable, they may be indicated as such.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

CCR

Registration

RLP

Offer Submittal Requirements

Is registration in

CCR

required by time of Final Proposal

Revisions

(FPR)

or before award?

As stated in Paragraph I of Section 3.06, Additional

Submittals, Offerors are required to have an active registration in

CCR

prior to submission of

FPR.

RLP

Control of Property

RLP

Offer Submittal Requirements

Sec.

5.02:

Control of Property.

Will multiple offers or alternative options from a single Offeror for a given site be accepted so that the Offeror may propose alternates that the Government can select from?

These may include site configuration alternatives and/or Rent, TI or Lump Sum cost reduction alternatives that will not require any revision to the

Government's submission documents in their current form.

No.

Only one (1) offer per property is permitted.

Multiple "alternatives" or "options" under one proposal, each with unique technical components and pricing, are unacceptable.

Providing multiple options in this manner would essentially constitute multiple proposals being submitted.

RLP

Control of Property

RLP

Offer Submittal Requirements

Is the offering entity allowed to change from what was identified with Part A of the initial offer?

For example, if Part A of the initial offer was submitted and identified an individual property owner as the offering entity, may that change to a development company that has a land purchase option on that same property?

In this case, could the offering entity change to the development company for purposes of responding to

Part B of the initial offer and moving forward with respect to this

RLP?

There is nothing in the

RLP

or accompanying solicitation documents that prohibits this.

However, if there is a change in the offering entity, it must be identified no later than the time of submission of Part

B of initial offers.

Changing the offering entity after submitting Part B of the initial offer would require revisions to a substantial portion of an offer such that doing so would constitute submitting an entirely new offer.

No changes to the offering entity will be permitted after receipt of Part B of initial offers, through award of the Lease.

If changes are made to the offering entity, all documentation that was otherwise required for Part A of initial offers shall be resubmitted with Part B of initial offers by the new offering entity.

That information that was otherwise required for Part A of initial offers shall be due no later than 4:00

PM

EST

on

Wednesday, January 23, 2013.

If changes are made to the offering entity, the new offering entity shall submit a written statement identifying such, along with a written statement of concurrence from that entity that submitted an offer for Part A of initial offers, attesting to the fact that the offering entity has in fact changed.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Financial Capability Requirements

RLP

Offer Submittal Requirements

As a privately held entity, we consider much of the financial information required to be submitted, namely that outlined in Paragraph V, Evidence of Financial

Capability, of Section 3.06, Additional Submittals, of the

RLP

to be personal and confidential.

As such, we request permission to provide only one (1) paper copy of the above mentioned documents and submit them to the

LCO

directly under separate cover, as opposed to including them with the rest of the proposal (including providing them in digital format).

What is proposed is acceptable.

Please note that if this information is submitted separately, offerors shall ensure that all other requirements of the

RLP

are met, and any references between the information outlined in the request and the rest of the proposal are clearly outlined.

Offerors shall ensure the required information is submitted by the due date for Part B of initial offers.

RLP

Offer Submittal Requirements

RLP

Technical Evaluation Requirements

The

RLP

does not include any language regarding

GSA

Excellence in Design standards as being part of the scoring for award.

As this

RLP

is being competed for both new construction and remodeling of the existing construction, how will the Government score new construction against the tilt structural-‐T construction of the existing building?

We can exceed the existing building quality by proposing a modern three-‐story site cast concrete structure which is very cost effective.

We can also propose other façade systems, i.e.

brick or precast concrete but at higher cost.

We understand that price is equal to all other award factors combined however the exiting building sets the standard of the competition as tilt concrete panel construction as it is not clear to us how we can overcome the cost preference that the existing building may have, all other award factors being equal.

Will the Government accept the Offeror proposing alternative cost reductions in either Rent, TI or Lump Sum costs for different façade materials as part of the Offer?

Each offer will be evaluated in accordance with the terms and conditions of the

RLP

and the approved

Source Selection Plan the Government prepared for this procurement.

Offers will not be rated against any other offers.

Offers will be rated strictly against the criteria established in the

RLP

and the approved source selection plan.

The Government will not comment on the quality of the existing building, how it will be rated, etc.

That being said, the current facility does not set the standard of the competition.

The standards for evaluation are set by the standards established in the

RLP.

It should be noted that price is approximately equal in importance to the combination of the technical award factors identified in the

RLP.

It should also be noted that the award factors listed in Section 4.04 of the

RLP

are listed in descending order of importance.

Offers proposing alternates or options for technical proposals or price adjustments are not acceptable.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Offer Evaluation Is there a preference for a single story or multistory building?

There is no preference one way or the other, and there will be no preference given for one or the other in evaluating offers submitted in response to

RLP

No.

0VA2222.

Offerors shall consider all requirements of

RLP

No.

0VA2222

and the accompanying solicitation documents in determining which to propose.

RLP

Offer Evaluation

RLP

Technical Evaluation Requirements

Are utility easements considered "obvious risks" as defined in Paragraph B of Section 5.08, Other Award

Factors Technical Award Factors and Descriptions, of the

RLP?

Utility easements (gas and electric in particular) may be considered "obvious risks" as defined in Paragraph B of

Section 5.08 of the

RLP.

The determination of whether a specific utility easement is considered an "obvious risk" and if so, to what degree its presence affects evaluation of the proposal, will depend on the type of utility, location, and potential impact as described in

Paragraph B of Section 5.08 of the

RLP.

RLP

Offer Evaluation

RLP

Technical Evaluation Requirements

Can you comment on how the "Property Location" technical evaluation factor will be evaluated by the

Government?

For example, is there a distance threshold?

RLP

No.

0VA2222

references "proximity" in the description of this technical evaluation factor.

Therefore, offerors shall consider that distance will be evaluated.

However, the Government will not discuss evaluation methodology regarding this or any other technical evaluation factor.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Technical Evaluation Requirements With respect to Paragraph B of Section 5.08 of the

RLP,

how does the Government expect a secondary route to be defined?

Does the definition of a secondary route imply that none of the routes used for the primary path of travel can be used for the secondary?

The last paragraph of Section 5.08 B speaks most directly to this question.

The primary purpose of identifying a secondary means of accessing a given roadway is to identify how obvious risks may be mitigated by accessing the roadway using an alternate path.

That being said, a secondary path of travel should be identified even if there are no obvious risks in the primary path of travel.

Offerors shall clearly illustrate that the secondary path of travel differs from the primary means of accessing the given roadway.

While the paths of travel shall be different, offerors are not required to avoid all segments of the primary path of travel.

In identifying the secondary means of accessing a given roadway, offerors shall consider all of the requirements of

Section 5.08, Paragraph B that are otherwise required for identifying the primary means of accessing the roadways identified in the

RLP.

RLP

Offer Evaluation

RLP

Technical Evaluation Requirements

For purposes of the "Project Management Plan" technical evaluation factor described in the

RLP,

is the

Government looking for individuals or firms for purposes of identifying the team members?

With the exception of the proposed property management firm that will manage the property following occupancy, “team members” refers to individuals not firms.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Offer Evaluation

RLP

Technical Evaluation Requirements

How will property ingress/egress be evaluated?

For example, will properties with partially shared means of ingress/egress be evaluated either more or less favorably?

The Government will not comment on specific properties.

Offerors are advised of the following:

1. The Lease contemplated by

RLP

No.

0VA2222

establishes a minimum requirement for two

(2) means of site ingress/egress, a minimum of feet apart from one another.

2. Part of a given means of site ingress/egress to and from the site, as it relates to surrounding roadways, may be shared with other buildings.

For example, a given area may have existing development in the form of a retail/corporate center or complex or a light industrial or corporate office park.

There may be common roadways for the center, complex, etc.

that provide ingress/egress to and from public roads.

An offer for a property with any such means of shared ingress/egress will not be more positively or negatively evaluated based solely on the fact that there are shared means of ingress/egress.

3. Evaluation of the site ingress/egress in particular will not consider the surrounding uses, specifically whether they are similar or different from the Government's intended use of the property in question.

Site ingress/egress will, however, consider the requirements established in the

RLP

and accompanying documents.

Offerors shall consider all minimum requirements established in

RLP

No.

0VA2222

and the accompanying solicitation documents.

Offerors shall also consider all technical evaluation factors provided in the

RLP

when determining what to propose and how to present it.

The points above speak specifically to the requirement for site ingress/egress.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Technical Evaluation Requirements Paragraph A of Section 5.08, Other Award Factors

Technical Award Factors and Descriptions, of the

RLP

states that the Design Concept will be evaluated on, among other things:

“The Schematic floor plans identifying building core elements, including but not limited to major building systems such as structural, mechanical, electrical, telephone and data typical distribution systems, security systems, and fire protection and life safety systems.”

Can this information be provided to the Government in narrative form (like a spec sheet) rather than being shown on a plan?

This information shall be illustrated on schematic floor plans as indicated in the

RLP.

Please note, however, that detailed drawings are

NOT

required.

Information that is required pursuant to the

RLP

shall be included on floor plans such that building core elements are clearly identified and the types and scope of systems throughout the leased premises are clear.

A narrative

(including, but not necessarily limited to, a spec sheet) may be provided to facilitate response to this requirement, provide additional detail, and/or supplement what is illustrated on the schematic floor plans.

RLP

and Lease Expansion Requirements No future expansion requirements have been identified.

Will there be any expansion requirements?

No future expansion requirements have been identified to date.

No expansion requirements will be considered for purposes of

RLP

No.

0VA2222

and award of the

Lease contemplated by said

RLP.

Evaluation will be based solely on the requirements established in

RLP

No.

0VA2222

and the accompanying solicitation documents.

RLP

and Lease

LEED-‐CI

Requirements

LEED

CI

"certified" required for

TI.

Please confirm that no

LEED

certification requirements are identified for shell other than required credits Section 3.06, T.

The only requirements for the

LEED-‐CI

certification are those that are specified.

The credits identified in the table in Paragraph T of Section 3.06 are required.

Other than those identified in that table, the credits may come from shell or

TI

items.

Offerors should consider that some shell requirements may closely align with

LEED-‐CI

requirements.

Offerors shall also consider how certain

LEED-‐CI

credits may be considered in evaluating an offeror's technical proposal, as outlined in Section 5.08 of the

RLP.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

and Lease

LEED

Requirements

RLP

Amendments (#05)

The

RLP

states that the space shall meet

LEED

CI.

This is a designation for existing buildings.

It cannot be achieved for buildings that are of new construction, over 25,000 sf and the building houses a single tenant.

A comparable

LEED

certification level for new construction is

LEED

NC.

Please clarify that

LEED

NC

is an acceptable designation for new construction submittals.

While the Government has a reasonable basis for concluding that

LEED

CI

could be achieved for a project where new construction is proposed, the U.S.

Green

Building Council is the authority on which

LEED

system is applicable, and the Government cannot definitively determine whether new construction could achieve

LEED

CI.

Therefore, the Government will accept

LEED

NC

as an alternative in lieu of

LEED

CI.

Either

LEED

CI

or

LEED

NC

will be acceptable.

Offerors shall note that offers will

NOT

be rated more favorably solely on the basis of proposing

LEED

NC

or

LEED

CI.

Offers shall be evaluated in accordance with the terms and conditions set forth in

RLP

No.

0VA2222.

References to

"LEED"

or

"LEED

CI"

or

"LEED

for

Commercial Interiors" made throughout

RLP

No.

0VA2222

and the accompanying documents shall be now hereby construed to mean

LEED

CI

or

LEED

NC.

An amendment to

RLP

No.

0VA2222

will be issued to memorialize this clarification and establish requirements for offers proposing

LEED

NC.

RLP

and Lease Agency Components Use of Space There is language in the

RLP

indicating that both users of the facility

(DHS-‐A

and

DHS-‐B)

can share common areas.

Is this sharing extended to infrastructure systems

(HVAC,

power) or does each user require separate systems?

The users do not require separate systems.

RLP

and Lease Agency Components Use of Space In light of the unique nature of the agency’s mission, please provide clarification on the use of the space from an operational standpoint.

Does the daily utilization of the space exceed normal market use or does it mirror typical market conditions for this size/type of building?

The Government's intended use of the space is outlined in the

RLP

and accompanying documents.

Several special purpose areas and unique space types are identified throughout the

RLP

and accompanying documents.

Offerors shall note special space types, functions, relationships, and approximate sizes as identified in the

RLP

and accompanying documents.

The general office areas will be used by the components of the agency for various clerical, administrative, and other business purposes.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Price Proposal Requirements

Lease Operating Costs

How should operating costs for TIs be priced?

For many items, there is enough information in the

RLP

and accompanying solicitation documents to adequately price costs and include in the Lease operating rent.

For example, there is enough information included in the

RLP

and accompanying solicitation documents to determine the costs associated with running the 24/7 areas during the normal hours of operation established in the Lease.

Those costs shall be included in the Lease operating rent.

For some items, requirements have not been specified and costs should therefore not be included in the Lease operating rent.

For example, while the Lease identifies as a shell requirement the need for utilities to be available at the wareyard, no requirements are specified for utility use at the wareyard.

Therefore, no costs shall be included in the Lease operating rent

(other than what may be needed to meet shell requirements, such as electricity for required lighting).

If distribution or use of utilities at the wareyard is confirmed following award of the Lease, an adjustment to the Lease operating rent may be appropriate and would be addressed accordingly at that time.

If new requirements are specified following lease award, or if requirements change post award, an adjustment to the operating rent may be appropriate and would be addressed accordingly at that time.

RLP

Attachments

GSA

Form 1364C The

GSA

Form 1364C included with the

RLP

does not identify

GC

fees or general conditions as part of the

Offeror’s tenant improvement fee schedule in Box #26 of the form.

Were these omitted on purpose?

Yes these were omitted on purpose, and General

Conditions and

GC

fee should not be included on the

Form 1364C.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Attachments Security Unit Price List Items and of the Security Unit Price List allow for the input of Façade Protection and Blast Resistant

Glazing.

However, Exhibit A:

Security Requirements does not require either of these items.

Please clarify that the input for Items and should be $0.00 or N/A.

If there are items on the Security Unit Price List that are not required by

RLP

No.

0VA2222,

they may be removed from the list.

Please note that pursuant to Paragraph of Exhibit

A, Security Requirements, blast resistant window glazing may be required.

RLP

Attachments Security Unit Price List

Lease Security Requirements

Exhibit A, Paragraphs 6, 7, and 8:

Paragraphs call for

Secure

HVAC.

Please clarify if this cost should be listed on the

Security Unit Price List.

The Security Unit Price List shall include any and all costs for items identified in the

RLP

and accompanying documents as Building Specific Security items.

The

Security Unit Price List shall be modified to include those items not already listed.

An attachment to the

Security Unit Price List may be included if additional room is required to list all building specific security items and their related costs.

For the items in these paragraphs in particular, costs shall only be included on the Security Unit Price List as they correspond to requirements in these paragraphs.

If related shell requirements are established in the

Lease, those costs shall be considered shell costs.

If requirements of these paragraphs increase costs beyond what would otherwise be required for shell, the Security Unit Price List shall only reflect the costs in proportion to the requirements that are Building

Specific Security items.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

RLP

Attachments Security Unit Price List

Lease Security Requirements

Exhibit A, Paragraph 9:

Security Requirements calls for

Emergency Power to Critical Systems to be included on the Security Unit Price List but no such line exists on this spreadsheet.

Please clarify if this cost should be listed on the

Security Unit Price List.

For this item in particular, costs shall only be included on the Security Unit Price List as they correspond to requirements in this specific paragraph.

If there are related requirements for emergency power established elsewhere in the Lease, those costs shall be considered shell costs or tenant improvement costs, as indicated, and the costs specifically associated with shell or tenant improvement requirements shall not be included in the Security Unit Price List.

If requirements of this paragraph increases costs beyond what would otherwise be required, the Security Unit Price List shall only reflect the costs in proportion to the requirements that are Building Specific Security items.

Lease Design Guide Requirements Does the

GSA

PBS

P-‐100 'Facilities Standards for the

Public Buildings Services' apply to this solicitation.

If so, does the

RLP

take precedence or does the P-‐100?

Unless there is a particular section of the

RLP

or Lease that reference P-‐100 for a specific requirement, the P-‐ does not apply.

The requirements for this

RLP

and

Lease contemplated by this

RLP

are those specified in

RLP

No.

0VA2222

and the accompanying solicitation documents.

Lease Overtime Use

GSA

reserves the right to operate facility 24/7, days a year.

This facility is clearly one that will experience peaks in its usage.

Can the Government indicate the likely frequency, duration, and extent of those usage peaks?

This information is necessary in order to price the services required.

Offerors shall note that some of the space to be occupied by the Government is required to run hours per day, days per year, while other space may be required to run hours per day, days per year at any time during the term of the lease.

The

Government does not have an expected frequency, extent, or duration of peaks in usage for space that may be required to run hours per day.

Frequency, duration, and extent of use of these areas outside of the normal operating hours identified in the Lease contemplated by

RLP

No.

0VA2222

may vary from month to month and from year to year throughout the term of the Lease.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Overtime Use and Rates

Lease Normal Hours of Operation

How does

GSA

intend to compensate the owner for this surge of overtime use related to mission?

Would the

Government consider paying the increase in cost associated with the functionality surges separately from rental?

Offerors shall note that in accordance of Section 6.01, Provision of Services, Access, and Normal Hours, of the

Lease contemplated by

RLP

No.

0VA2222,

the

Government shall have access to the Premises and its

Appurtenant Areas at all times without additional payment, including the use, during other than normal hours, of necessary services and utilities such as elevators, restrooms, lights, and electric power.

Additional costs will only be paid by the Government for overtime services requested and authorized by the

Government in accordance with the terms and conditions of the Lease contemplated by

RLP

No.

0VA2222.

Offerors shall note that several areas throughout the space to be occupied by the Government have been identified as 24/7 areas.

These areas are identified in the Lease contemplated by

RLP

No.

0VA2222.

Section

1.16 of the Lease contemplated by

RLP

No.

0VA2222

outlines operating rates identified for 24/7 areas and how those rates shall apply.

The costs to run the 24/7 areas shall be paid by the Government in addition to the Lease operating rent.

Several Overtime

HVAC

rates are required for areas throughout the Government's space.

These rates are separate from and in addition to those areas identified as 24/7 areas, as explained in the Lease contemplated by

RLP

No.

0VA2222.

These rates shall apply to the respective areas for overtime

HVAC

services for overtime use of the space, as requested by the

Government, and in accordance with Section 6.06, Overtime

HVAC

Usage, and other terms and conditions of the Lease.

Costs for overtime

HVAC

services authorized by the Government shall be paid by the

Government in accordance with Section 6.06, Overtime

HVAC

Services, and other terms and conditions of the

Lease contemplated by

RLP

No.

0VA2222.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Shell Requirements

Lease Labor Standards

Can you please provide the Wage Rate Determination to be used for purposes of

RLP

No.

0VA2222

in order to comply with the Davis-‐Bacon Act?

Wage rates are established by the Department of Labor

(DOL).

A copy of the current wage rates are provided as an attachment to this Q&A Log posted to the

FedBizOpps website on January 11, 2013.

The provided rates represent those applicable to building construction in Frederick County and Winchester, Virginia, and were obtained from the following location, which was accessed via the

DOL

website:

http://www.wdol.gov/

Please note that the wage rates that will apply to the

Lease contemplated by

RLP

No.

0VA2222

are those that will be in effect at the time of Lease award.

The wage rates are publicly available at the location above.

Updated wage rates may be provided by the

LCO

at the time the Government requests Final Proposal Revisions

(FPR)

in accordance with the

RLP.

At the time of Lease award, updated wage rates will be obtained from

DOL,

and the effective rates at that time will be attached to and incorporated into the Lease.

Those rates will be the wage rates applicable to the Lease that will be awarded.

Lease Shell and

TI

Requirements Please provide definition of Warm-‐lit Shell to clarify what costs are shell and what costs are

TI.

Shell requirements are established in Section of the

Lease contemplated by

RLP

No.

0VA2222.

Similarly, tenant improvement requirements are established in

Section of the Lease.

In addition to the general shell and

TI

requirements established in Section and

Section 5, respectively, there are a number of requirements outlined throughout the documents included with

RLP

No.

0VA2222

that are identified as either Shell, tenant improvement, or building specific security requirements.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Shell and

TI

Requirements Regarding your answer to Question #17:

Please confirm that tenant area acoustical ceilings and lighting are to be included in Shell cost.

Yes this is correct.

The acoustical ceiling requirement shall be included as a shell cost in accordance with

Section 3.22, "Ceilings

(JUN

2012)" of the Lease contemplated by

RLP

No.

0VA2222.

Likewise, the lighting requirement shall be included as a shell cost in accordance with Section 3.45, "Lighting:

Interior and

Parking Shell

(JUN

2012)" of the Lease contemplated by

RLP

No.

0VA2222.

Please note that there are additional lighting requirements that are considered tenant improvements, which are outlined in Section of the Lease contemplated by

RLP

No.

0VA2222.

The lighting requirements identified as tenant improvements shall not be included as shell costs.

Other requirements are specified throughout the Lease and identified as either shell or

TI.

Lease Elevator Requirement

RLP

Amendments (#04)

With respect to Paragraph A of Section 3.17, Elevators, of the Lease:

1. Please clarify how many passenger elevators are required.

2. Please clarify how many freight elevators are required.

1. The standards in Paragraph D of Section 3.17, Elevators, of the Lease contemplated by

RLP

No.

0VA2222,

shall be used for purposes of determining the number of elevators required.

2. A minimum of one (1) dedicated freight elevator is required for the Government’s use and shall serve any of the Premises not having ground level access.

Requirements of the Lease, including but not limited to Section 3.17, Elevators, shall apply to the freight elevator(s) provided for the

Government’s use.

This shall be a shell requirement.

An amendment to

RLP

No.

0VA2222

shall be issued to reflect the freight elevator requirement.

Lease Lighting Requirement Lighting Criteria:

Is

GSA

PBS-‐P100

to be used for the design of the lighting (primarily Table 6-‐3) or is

GSA

Form L201C, page 23, Section 3.45 to be used for the design of the lighting?

Requirements in

GSA

Form L201C apply to the Lease contemplated by

RLP

No.

0VA2222.

Requirements of

GSA

PBS

P-‐100 do not apply, nor do other requirements included in other documents related to federal design standards, unless specifically stated in

RLP

No.

0VA2222

or accompanying documents.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease

TI

Requirements There is an apparent ambiguity or contradiction in language contained in Section 5.16 and Section 5.17 of the Lease.

Section 5.16 states that the Lessor is responsible for data cabling, but Paragraph B of Section

5.17 states that the Government will be responsible for the cost of purchasing data and telecommunications equipment.

Please clarify.

The language is correct as stated.

Section 5.16 establishes that the lessor is responsible for purchasing and installing the data cabling as part of the

TI

build out.

Section 5.17, Paragraph B, states that the

Government is responsible for the costs of purchasing the cabling.

Section 5.17 does

NOT

establish that the

Government is responsible for the actual purchase of the data cable.

Lease Occupancy Date Requirement Is there a Finite Occupancy Date?

None is stated in the

RFP,

Requirements Outline states Estimated Occupancy of December 2014.

In accordance with Paragraph H of Section 4.01, Schedule for Completion of Space, of the Lease, occupancy will be required within calendar days following issuance of notice to proceed

(NTP)

on the tenant improvements.

Other than that, there is not an established, finite occupancy date.

Lease Warehouse

HVAC

Requirements Paragraph B of Section 7.05, Warehouse Area Special

Requirements, states the following:

13.a:

Temperature control for all warehouse areas shall be provided by ceiling mounted equipment capable of maintaining a temperature range as required in accordance with Section 6.05 of this Lease.

13.c:

HVAC

systems in the warehouse area shall be constant volume systems with heating in a

DX

rooftop unit or ground mounted gas fired or electric unit or other system acceptable to the

LCO.

Are ceiling mounted

HVAC

units required, or are rooftop

DX

units acceptable?

Roof mounted units are acceptable.

The intent of

Paragraph 13.a is to ensure that

HVAC

equipment is not located on the floor or mounted to walls such that it would impact the ability of the Government to use the usable area in the warehouse.

The intent of

Paragraph 13.a is not to require ceiling mounted

HVAC

units.

Please note that this does not speak to the quality of any possible solution regarding the

HVAC

unit issue.

Specifically, this does not address how a proposal illustrating roof mounted

DX

units will be evaluated

(positively or negatively) in terms of the technical evaluation factors included in the

RLP.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Warehouse Requirements

Lease Fire Protection Life Safety Requirements

We cannot find any statements in the

RLP

that direct us toward the type of fire sprinkler system that is required within the warehouse space.

1. Please either provide fire sprinkler criteria for the warehouse system or provide commodity types

(expanded plastics, unexpanded plastics, etc) for the materials being stored in the warehouse.

2. Will any of the materials in the warehouse be stored on racks or will it all be floor stacked?

3. What is the maximum height above finished floor to the anticipated top of the tallest stored product?

The types of commodities and the method of storage will determine the system and its requirements.

4. If a fire pump is required, will an electric fire pump be acceptable or will the fire pump need to be diesel operated?

1. Section 7.05, Warehouse Area Special

Requirements, clearly states that the requirements of Section 3, Construction Standards and Shell

Components, apply to the general warehouse area unless specified otherwise.

Please refer to Section of the Lease contemplated by

RLP

No.

0VA2222

for the fire protection requirements for the warehouse.

2. Some materials in the warehouse may be stored on racks.

The Government has not yet finalized this requirement.

This will be confirmed during the design phase of the project.

3. The exact requirement for the height of stored products in the warehouse has not been confirmed.

Offerors shall note that this may change from time to time and at any time during the term of the Lease.

Offerors shall assume that the maximum height above the finished floor to the anticipated top of the tallest stored product shall be the maximum height that would still conform with local code requirements and other requirements of the Lease contemplated by

RLP

No.

0VA2222.

4. The Government has not identified a specific requirement as to whether electricity or diesel power is required for a fire pump, if a fire pump is required.

If a fire pump is in fact required, it shall meet requirements of the local code and those of the Lease.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Security Requirements The Request for Lease Proposal

(RLP)

notes that the building is a Security Level

III

and leads one to Exhibit A, see page 6, section 1.05 and page 46, section 7.01.

Are the security requirements limited to Exhibit A or is the proposed design to also required meet the

"ISC

Physical Security Criteria for Federal Facilities, April

2010, for an

FSL

III?

If so, should it also be assumed that the security requirements also need to meet the more detailed blast criteria of the "General Services

Administration Facility Security Requirements for

Explosive Devices Applicable to Facility Levels

III

and

IV,"

which is GSA's interpretation document for the

ISC

Physical Security Criteria?

The security requirements established in Exhibit A are the security requirements for the lease contemplated by

RLP

No.

0VA2222.

The requirements of Exhibit A are a modified version but based on

ISC

Level

III.

Unless other standards are referenced, the requirements established in Exhibit A are the complete set of security requirements.

Lease Security Requirements Exhibit A of the

RLP,

section 25.B.1.

Vehicle Barriers, states that barriers are required to prevent vehicles from accessing the site, shall be designed for a K12 rating and located at pedestrian entrances.

Is it the intent that K12 barriers be provided around the entire building perimeter or only at pedestrian entrances, which is consistent with an

ISC

FSL

III

facility (in accordance with the

ISC

Physical Security Criteria)?

Please provide clarification as to the extent of K12 anti-‐ ram barriers and where a curb or non-‐rated deterrent barrier will suffice.

The intent of this paragraph is that the K12 barriers are provided around the entire site.

The curb line shall be considered sufficient around the perimeter of the building in terms of establishing setback;

however, K12 barriers are required to protect pedestrian entrances.

Lease Security Requirements

Lease Wareyard Requirements

Does the wareyard have to be stood off 50’ from the building?

The wareyard does not necessarily need to be set back from the building by feet.

If the wareyard is accessible by a vehicle with no access control or other secure perimeter, then there needs to be a foot setback from the building to any and all such points in the wareyard that would otherwise be accessible by a vehicle.

However, if the wareyard has a secure perimeter, or if the wareyard itself has a foot setback from the closest point accessible by a vehicle such that it would provide a "secure buffer" from the closest point otherwise accessible by a vehicle, then an additional foot setback from the wareyard to the building is not required.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Security Requirements

Lease Wareyard Requirements

Can the wareyard be adjacent to the building and does it have to be stood off from the employee parking by

50’?

The wareyard may be adjacent to the building.

The setback requirement applies to the facade of the building, around the entire building perimeter.

There is no specific setback requirement for the wareyard.

However, depending on the proposed location of the wareyard and whether or not there is in fact a secure perimeter around the wareyard, that may impact in one way or another the setback requirement for the building itself.

See above for additional information on the building setback requirement.

Lease Security Requirements

Lease Warehouse Loading Dock Requirements

Clarify the loading dock arrangement.

Since they will by function be a vehicle access point, are the loading docks required to be 50’ from the building.

The

RLP

does not indicate an exception for the loading docks.

A foot setback is required from the face of the building's exterior to the protected/defended perimeter.

This requirement may be met in one of two ways.

First, the loading dock may be feet from the face of the building's exterior, while the foot setback is otherwise maintained around the entire building perimeter.

Alternately, offerors may illustrate the setback being met by establishing a

"protected/defended perimeter" a minimum of feet from the face of the building's exterior, with vehicular access beyond that point and approaching the building controlled at the point of the protected/defended perimeter.

This should be considered by offerors and addressed as part of an offeror's response to the "Site

Design" subfactor of the "Design Concept" technical evaluation factor outlined in the

RLP.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Security Requirements

RLP

Amendment #01

In your Amendment #1 to

0VA2222,

the first two lines read “The Lessor shall provide a setback distance of feet as specified from the face of the building’s exterior to the protected/defended perimeter (i.e., any potential point of explosion).

This means the distance from the building to the curb or other boundary protected by bollards, planters or other street furniture.”

The second to last line reads, “Additionally, the leased facility shall be located a minimum of feet from the face of the building to the property line or parking on all sides of the building”.

Regarding the language pertaining to parking, I assume, from a design perspective, this would not apply to parking which is specific to the government’s parking requirement located on the offered site, but rather applies to adjacent parking which is not part of the offered site.

Please confirm.

This assumption is incorrect.

The foot setback applies to the perimeter of the entire building to the property line or any point accessible by a vehicle.

A curb line or other boundary shall serve to establish the protected/defended perimeter for purposes of meeting this requirement.

See item #25 in this question and answer log for additional clarification regarding setback as it relates to the loading dock.

Lease Security Requirements

RLP

Amendments (#06)

With respect to Paragraph A of Section 3.17, Elevators, of the Lease:

1. Paragraph B of Item #10, Shatter-‐Resistant

Window Protection Requirements, of Exhibit A, Security Requirements, of the

RLP

provides a performance requirement for windows in response to blast loading.

However, the needed blast loading parameters are not provided.

Since blast loading parameters are not provided in the

RLP,

what is the requirement for window design?

What is the blast loading for window design?

2. No requirement is specified for blast loading for the building structure and façades.

Is blast design of the building structure and façades not a requirement given the foot setback requirement?

An amendment to

RLP

No.

0VA2222

shall be issued to clarify the first part of this question.

The amendment will provide new language for Item #10 of Exhibit A, Security Requirements, to

RLP

No.

0VA2222.

1. If the shatter resistant window protection requirement is met by complying with a minimum

"3B" rating, provided in Item #10 of Exhibit A, Security Requirements, to the

RLP,

the blast loading parameters are as follows:

air blast load of psi/28 psi-‐msec.

This will be reflected in an amendment to the

RLP.

2. Please be advised that no specific building structure or facade blast requirements have been identified for this project.

Offerors shall not assume any requirements unless specified in

RLP

No.

0VA2222

or accompanying solicitation documents.

RLP

No.

0VA2222:

Solicitation Question and Answer Log

Revised:

January 18, Page of

No.

Topic(s) Question Answer

Lease Security Requirements

RLP

Amendments (#03)

Regarding the K12 barrier issue addressed in Item #22 of the Q&A Log:

Is it the Government's intent that a K12 crash rated barrier is required around the entire perimeter of the site?

The answer in Item #22 of the Q&A log states that the intent of Paragraph 25.B.1 of Exhibit A of the

RLP

is that K12 barriers are provided around the entire site.

The answer to Item #22 in the Q&A Log continues in stating that the curb line shall be sufficient around the perimeter of the building in terms of establishing setback.

These two statements appear to be in conflict.

Please clarify.

The response to Item #22 in the Q&A Log also states that K12 barriers that are required to protect pedestrian entrances.

Are pedestrian entrances to have a K12 rated barrier encircling pedestrian entrances to the building at a distance of feet or at all if it is the understanding that K12 barriers are not required?

K-‐12 rated barriers are not required around the entire perimeter of the site.

While the curbline shall serve as sufficient means of establishing a protected/defended perimeter (in addition to other means as described in

Paragraph of Exhibit A, Security Requirements, of

RLP

No.

0VA2222),

pedestrian entrances and exits to and from the building shall be protected by K-‐12 rated barriers.

Pedestrian entrances and exits shall be protected by K-‐12 rated barriers, which shall be placed between the curbline (or other protected/defended perimeter) and pedestrian entrances and exits.

Whereas vehicular access to the loading dock may approach the building within feet (see Item #25 of

Q&A Log), K-‐12 rated barriers are required in order to prevent an approaching vehicle from driving into the…